3319 Avalon #33 · Jurupa Valley, CA 92509

$110,000

2 bd · 1.0 ba · 596 sqft · Manufactured · 170 Days on market

Built 1969 $185/sqft · 24% below area Est $145k · 24% under ↓ 19% since listing

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.1/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller says "BRING ALL OFFERS!!!! Seller willing to buy down interest rate! Property qualifies for financing! Absolutely stunning property!! Completely turn-key!! Ready for move in!! Luxurious bathroom with all new fixtures! Elegant kitchen with stainless steel appliances! Two cozy bedrooms with lots of natural light. HUGE COVERED PATIO with ceiling fans and shades for outdoor living. Plenty of room to entertain the entire family on the beautiful patio with stamped concrete and rich wrought iron gates surrounding the entire yard. Come see this today! You will be glad you did!

Key facts

• Stamped concrete
• Wrought iron gates
• Huge covered patio

Tags

• HUGE COVERED PATIO
• STAINLESS STEEL APPLIANCES
• STAMPED CONCRETE
• WROUGHT IRON GATES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 2.9% in Jurupa Valley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 49/100 on livability (#1,170 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: schools F, amenities F, commute F.
• Jurupa Unified (suburban): math 25% / reading 38% proficiency, ranked #953 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 202 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.31%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $145,000
• List price: $110,000
• Delta: -24.14%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5479 34th St #2	0.41mi	2/1.5	624 (+5%)	7mo	$75,000	$120	65
6045 Mission Blvd #15	0.74mi	2/1.0	644 (+8%)	14mo	$65,000	$101	40
5925 Mission Blvd Spc 14	0.52mi	1/1.0 (-1)	665 (+12%)	24mo	$70,000	$105	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.31% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.72×
• Total profit: $22,174
• Equity at exit: $16,401

10-year hold

• IRR: 25.4%
• Equity multiple: 3.04×
• Total profit: $62,750
• Equity at exit: $9,511

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92509

• Rents YoY: 1.3%
• Active inventory: 202
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $675

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 58%

Sensitivity live

Price	-10% $751	-5% $713	+0% $675	+5% $637	+10% $599
Rent	-10% $532	-5% $604	+0% $675	+5% $747	+10% $819
Rate	-1.0pp $731	-0.5pp $703	base $675	+0.5pp $647	+1.0pp $618

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3587 Wallace St Apt 3 Riverside, CA	1.0	1.0	600	$1,550	$2.58	44d	1	0.60mi
5748 Tilton Ave Unit TA108 Riverside, CA	1.0	1.0	550	$1,400	$2.55	6d	1	0.65mi
5748 Tilton Ave Unit TA107 Riverside, CA	1.0	1.0	550	$1,400	$2.55	3d	1	0.65mi
5618 Tilton Ave Riverside, CA	1.0	1.0	526	$1,555	$2.96	44d	1	0.68mi
5943 Limonite Ave Unit C Jurupa Valley, CA	1.0	1.0	720	$1,750	$2.43	44d	1	1.15mi
5943 Limonite Ave Unit D Riverside, CA	1.0	1.0	700	$1,650	$2.36	25d	1	1.15mi

Listing history 21 events

1. 2026-06-18
   days on market $110,000 Active 170 DOM
2. 2026-06-17
   days on market $110,000 Active 169 DOM
3. 2026-06-16
   days on market $110,000 Active 168 DOM
4. 2026-06-15
   days on market $110,000 Active 167 DOM
5. 2026-06-13
   days on market $110,000 Active 165 DOM
6. 2026-06-13
   days on market $110,000 Active 164 DOM
7. 2026-06-09
   days on market $110,000 Active 161 DOM
8. 2026-06-08
   days on market $110,000 Active 160 DOM
9. 2026-06-07
   days on market $110,000 Active 159 DOM
10. 2026-06-04
    days on market $110,000 Active 156 DOM
11. 2026-06-03
    days on market $110,000 Active 155 DOM
12. 2026-06-02
    days on market $110,000 Active 154 DOM
13. 2026-06-01
    days on market $110,000 Active 153 DOM
14. 2026-05-31
    days on market $110,000 Active 152 DOM
15. 2026-05-07
    price $110,000 588-char remark

    Show marketing remark (588 chars)

    Seller says "BRING ALL OFFERS!!!! Seller willing to buy down interest rate! Property qualifies for financing! Absolutely stunning property!! Completely turn-key!! Ready for move in!! Luxurious bathroom with all new fixtures! Elegant kitchen with stainless steel appliances! Two cozy bedrooms with lots of natural light. HUGE COVERED PATIO with ceiling fans and shades for outdoor living. Plenty of room to entertain the entire family on the beautiful patio with stamped concrete and rich wrought iron gates surrounding the entire yard. Come see this today! You will be glad you did!

16. 2026-04-16
    price $129,000 588-char remark

    Show marketing remark (588 chars)

    Seller says "BRING ALL OFFERS!!!! Seller willing to buy down interest rate! Property qualifies for financing! Absolutely stunning property!! Completely turn-key!! Ready for move in!! Luxurious bathroom with all new fixtures! Elegant kitchen with stainless steel appliances! Two cozy bedrooms with lots of natural light. HUGE COVERED PATIO with ceiling fans and shades for outdoor living. Plenty of room to entertain the entire family on the beautiful patio with stamped concrete and rich wrought iron gates surrounding the entire yard. Come see this today! You will be glad you did!

17. 2025-12-30
    listed $130,000 Active 588-char remark

    Show marketing remark (588 chars)

    Seller says "BRING ALL OFFERS!!!! Seller willing to buy down interest rate! Property qualifies for financing! Absolutely stunning property!! Completely turn-key!! Ready for move in!! Luxurious bathroom with all new fixtures! Elegant kitchen with stainless steel appliances! Two cozy bedrooms with lots of natural light. HUGE COVERED PATIO with ceiling fans and shades for outdoor living. Plenty of room to entertain the entire family on the beautiful patio with stamped concrete and rich wrought iron gates surrounding the entire yard. Come see this today! You will be glad you did!

18. 2024-11-14
    soldstatus $115,000 Closed Sale 690-char remark

    Show marketing remark (690 chars)

    Beautifully upgraded 1 Bed 1 Bath Manufactured Home Located in a Family Friendly Park. This perfectly located corner lot home sits directly across from the community building and pool. Sellers have installed a block wall and wrought iron fencing giving complete privacy and secure parking. Upon entry you will notice the Large covered patio provides a perfect area for entertaining, fully equipped with recess lighting and large fan fixtures. Interior of the home features a large bonus room, brand new flooring throughout, fresh paint, remodeled kitchen and bathroom along with many other upgraded features. This is not your typical mobile home; this is a must see in person to appreciate.

19. 2024-08-16
    status Pending Sale 690-char remark

    Show marketing remark (690 chars)

    Beautifully upgraded 1 Bed 1 Bath Manufactured Home Located in a Family Friendly Park. This perfectly located corner lot home sits directly across from the community building and pool. Sellers have installed a block wall and wrought iron fencing giving complete privacy and secure parking. Upon entry you will notice the Large covered patio provides a perfect area for entertaining, fully equipped with recess lighting and large fan fixtures. Interior of the home features a large bonus room, brand new flooring throughout, fresh paint, remodeled kitchen and bathroom along with many other upgraded features. This is not your typical mobile home; this is a must see in person to appreciate.

20. 2024-02-02
    price $130,000 690-char remark

    Show marketing remark (690 chars)

    Beautifully upgraded 1 Bed 1 Bath Manufactured Home Located in a Family Friendly Park. This perfectly located corner lot home sits directly across from the community building and pool. Sellers have installed a block wall and wrought iron fencing giving complete privacy and secure parking. Upon entry you will notice the Large covered patio provides a perfect area for entertaining, fully equipped with recess lighting and large fan fixtures. Interior of the home features a large bonus room, brand new flooring throughout, fresh paint, remodeled kitchen and bathroom along with many other upgraded features. This is not your typical mobile home; this is a must see in person to appreciate.

21. 2023-10-17
    listed $135,000 Active 690-char remark

    Show marketing remark (690 chars)

    Beautifully upgraded 1 Bed 1 Bath Manufactured Home Located in a Family Friendly Park. This perfectly located corner lot home sits directly across from the community building and pool. Sellers have installed a block wall and wrought iron fencing giving complete privacy and secure parking. Upon entry you will notice the Large covered patio provides a perfect area for entertaining, fully equipped with recess lighting and large fan fixtures. Interior of the home features a large bonus room, brand new flooring throughout, fresh paint, remodeled kitchen and bathroom along with many other upgraded features. This is not your typical mobile home; this is a must see in person to appreciate.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,805
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$3,200
• Taxable income: $6,754
• Est. tax owed @ 24.0%: −$1,621
• After-tax cash flow: $6,483/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jurupa Unified
• NCES district ID: 0619260
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $58,100
• Composite: 30.97/100
• National rank: #11327
• State rank: #953 of 1400 in CA

Livability — Jurupa Valley

• Score: 49/100
• State rank: #1170
• US rank: #25915

Category grades

Amenities F Commute F Cost of living F Crime C+ Employment A- Housing A+ Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jurupa Valley, CA
• County: Riverside County · 2,287,001 people
• City population: 119,165
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 81,182
• Household income: $95,355
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1694.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% White 17% Two or more races 16% Black 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 1%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 42% English-only · Spanish 54% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -374.91%
• Current HPI: 464.8939
• Rent YoY: ▲ 1.31%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-18.5% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $110,000 CRMLS
• 2026-04-16 Price Changed $129,000 CRMLS
• 2025-12-30 Listed $130,000 CRMLS
• 2024-11-14 Sold (MLS) $115,000 CRMLS
• 2024-08-16 Pending — CRMLS
• 2024-02-02 Price Changed $130,000 CRMLS
• 2023-10-17 Listed $135,000 CRMLS

Property tax history

-4.4%/yr

Latest (2025): $89 · -39.2% YoY. Source: county tax records.